11.12.040 Impact Fee Calculations.
1. Ordinance Enacting Impact Fees. The City Council will, by this ordinance, approve an impact fee in accordance with the impact fee analysis set forth in Exhibit C: Lindon City Roadway Impact Fee Analysis.
a. Elements. In calculating the impact fee, the City has included the construction costs, land acquisition costs, costs of improvements, fees for planning, surveying, and engineering services provided for and directly related to the construction of system improvements, and debt service charges if the City might use impact fees as revenue stream to pay principal and interest on bonds or other obligations to finance the cost of system improvements.
b. Notice and Hearing. Before approving the ordinance, the City shall hold a public hearing on November 16, 2004, and make a copy of the ordinance available to the public in the Pleasant Grove Library at least fourteen (14) days before the date of the hearing, all in conformity with the requirements of Utah Code Annotated 10-9-103(2). After the public hearing, the City Council adopted this impact fee ordinance as proposed.
c. Adjustments. The standard impact fee may be adjusted at the time the fee is imposed in response to unusual circumstances or to fairly allocate costs associated with impacts created by a development activity or project. The standard impact fee may also be adjusted to insure that impact fees are imposed fairly for affordable housing projects, in accordance with the local government’s affordable housing policy, and other development activities with broad public purposes.
d. Previously Incurred Costs. To the extent that the new growth and development will be served by previously constructed improvements, the city’s impact fee may include public facility costs and bond costs related to the roadway improvements and previously incurred by the City. These costs may include all projects included in the CFP which are under construction or completed but have not been utilized to their capacity, as evidenced by outstanding debt obligations. As of the date of this ordinance, there are no outstanding debt obligations to be included in the impact fee calculations.
2. Development Credits. Development may be allowed a credit against impact fees for any dedication or improvement to land or new construction of system improvements provided by the developer provided that it is (i) identified in the City’s Capital Facilities Plan and (ii) required by the City as a condition of approving the development activity. Otherwise, no credit may be allowed unless expressly provided by Section 11.12.060 below.
3. Impact Fees Accounting. The City will establish separate interest-bearing ledger accounts for each type of public facility for which an impact fee promulgated in accordance with the requirements of the Impact Fees Act deposited in the appropriate ledger account. Interest earned on each fund or account shall be segregated to that account.
a. Reporting. At the end of each fiscal year, the City shall prepare a report on each fund or account generally showing the source and amount of all monies collected, earned and received by the fund or account and each expenditure from the fund or account.
b. Impact Fee Expenditures. The City may expend impact fees covered by the Impact Fees Ordinance only for system improvements that are (i) public facilities identified in the City’s CFP and (ii) of the specific public facility type for which the fee was collected.
c. Time of Expenditure. Impact fees collected pursuant to the requirements of this Impact Fees Ordinance are to be expended, dedicated or encumbered for a permissible use within six years of the receipt of those funds by the City, unless the City Council otherwise directs. For purposes of this calculation, the first funds received shall be deemed to be the first funds expended.
d. Extension of Time. The City may hold previously dedicated or unencumbered fees for longer than six years if it identified in writing (i) an extraordinary and compelling reason why the fees should be held longer than six years and (ii) an absolute date by which the fees will be expended.
4. Refunds. The City shall refund any impact fees paid by a developer, plus interest actually earned when (i) the developer does not proceed with the development activity and files a written request for a refund; (ii) the fees have not been spent or encumbered; and (iii) no impact has resulted. An impact that would preclude a developer from a refund from the City may include any impact reasonably identified by the City, including, but not limited to, the City having sized facilities based, in whole or in part, upon the Developer’s planned development activity even though that capacity may, at some future time, be utilized by another development.
5. Other Impact Fees. To the extent allowed by law, the City Council may negotiate or otherwise impose impact fees and other fees different from those currently charged. Those charges may, in the discretion of the City Council, include, but not be limited to, reductions or increases in impact fees, all or part of which may be reimbursed to the developer who installed improvements that service that land to be connected to the City’s system.
6. Additional Fees and Costs. The impact fees authorized hereby are separate from and in addition to use fees and other charges lawfully imposed by the City, and other fees and costs that may not be included as itemized component parts of the Impact Fee Schedule. In charging any such fees as a condition of development approval, the City recognizes that the fees must be a reasonable charge for the service provided.
7. Fees Effective at Time of Payment. Unless the City is otherwise bound by a contractual requirement, the impact fee shall be determined from the fee schedule in effect at time of payment in accordance with the provisions of Section 11.12.050 below.
8. Imposition of Additional Fee or Refund after Development. Should any developer undertake development activities such that the ultimate density or other impact of the development activity is not revealed to the City, either through inadvertence, neglect, a change in plans, or any other cause whatsoever, and/or the impact fee is not initially charged against all units or the total density within the development, the City shall be entitled to charge an additional impact fee to the developer or other appropriate person covering the density for which an impact fee was not previously paid.